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    • Please see my comments in orange within your post.
    • no i meant the email from parcel2go which email address did they send it from and who signed it off (whos name is at the bottom)
    • I understand confusion with this thread.  I tried to keep threads separate because there have been so many angles.    But a team member merged them all.  This is why it's hard to keep track. This forum exists to help little people fight injustice - however big or small.  Im here to try get a decent resolution. Not to give in to the ' big boys'. My "matter' became complicated 'matters' simply because a lender refused to sell a property. What can I say?  I'll try in a nutshell to give an overview: There's a long lease property. I originally bought it short lease with a s.146 on it from original freeholder.  I had no concerns. So lender should have been able to sell a well-maintained lovely long lease property.  The property was great. The issue is not the property.  Economy, sdlt increases, elections, brexit, covid, interest hikes etc didn't help.  The issue is simple - the lender wanted to keep it.   House or Flat? Before repo I offered to clear my loan.  I was a bit short and lender refused.  They said (recorded) they thought the property was worth much more and they were happy to keep accruing interest (in their benefit) until it reached a point where they felt they could repo and still easily quickly sell to get their £s back.  This was a mistake.  The market was (and is) tough.   2y later the lender ceo bid the same sum to buy the property for himself. He'd rejected higher offers in the intervening period whilst accruing interest. Lenders have a legal obligation to sell the property for the best price they can get. If they feel the offer is low they won't sell it, because it's likely the borrower will say the same. I had the property under offer to a fantastic niche buyer but lender rushed to repo and buyer got spooked and walked.  It had taken a long time to find such a lucrative buyer.  A sale which would have resulted in £s and another asset for me. Post repo lender had 1 offer immediately.  But dragged out the process for >1y - allegedly trying to get other offers. But disclosure shows there was only one valid buyer. Again, points as above. Lender appointed receiver (after 4 months) - simply to try acquire the freehold.  He used his powers as receiver to use me, as leaseholder, to serve notice on freeholders.  Legally that failed. Meanwhile lender failed to secure property - and squatters got in (3 times).  And they failed to maintain it.  So freeholders served a dilapidations notice (external) - on me as leaseholder (cc-ed to lender).   (That's how it works legally) Why serve a delapidations notice? If it's in the terms of the lease to maintain the property to a good standard, then serve an S146 notice instead as it's a clear breach of the lease. I don't own the freehold.  But I am a trustee and have to do right by the freeholders.  This is where matters got/ get complicated.  And probably lose most caggers.   Lawyers got involved for the freeholders to firstly void the receiver enfranchisement notice. Secondly, to serve the dilapidations notice.  The lack of maintenance was in breach of lease and had to be served to protect fh asset. Enfranchisement isn't something that can be "voided", it's in the Leasehold Reform Act 1967 that leaseholders have the right to buy the freehold of the property. It's normal, whether it is a "normal" leaseholder or a repossession with a leasehold house, to claim this right of enfranchisement and sell the property with said rights attached and the purchase price of the freehold included in the final completion price. That's likely what the mortgage provider wished to do. The lender did no repairs. They said a buyer would undertake them. Which was probably correct. If they had sold. After 1y lender finally agreed to sell to the 1st offeror and contracts went with lawyers.  Within 1 month lender reneged.  Lender tried to suggest buyer walked. Evidence shows he/ his lawyers continued trying to exchange (cash) for 4 months.  Evidence shows lender and receiver strategy had been to renege and for ceo to take control.   I still think that's their plan. Redact and scan said evidence up for others to look at? Lender then stupidly chose to pretty much bulldoze the property.  Other stuff was going on in the background. After repo I was in touch by phone and email and lender knew post got to me.   Despite this, after about 10 months (before and then during covid), they deliberately sent SDs and eventually a B petition to an incorrect address and an obscure small court.  They never served me properly.  (In hindsight I understand they hoped to get a backdoor B - so they could keep the property that way.)  Eventually the random court told them to email me by way of service.  At this point their ruse to make me B failed.  I got a lawyer (friend paid). The B petition was struck out. They’d failed to include the property as an asset. They were in breach of insolvency rules. So this is dealt with then. Simultaneously the receiver again appointed lawyers to act on my behalf as leaseholder. This time to serve notice on the freeholders for a lease extension.  He had hoped to try and vary the strict lease. Evidence shows the already long length of lease wasn't an issue.  The lender obviously hoped to get round their lack of permission to do works (which they were already doing) by hoping to remove the strict clauses that prevent leaseholder doing alterations.  You wouldn't vary a lease through a lease extension. You'd need a Deed of Variation for that. This may be done at the same time but the lease has already been extended once and that's all they have a right to. The extension created a new legal angle for me to deal with.  I had to act as trustee for freeholders against me as leaseholder/ the receiver.  Inconsistencies and incompetence by receiver lawyers dragged this out 3y.  It still isn't properly resolved. The lease has already been extended once so they have no right to another extension. It seems pretty easy to just get the lawyer to say no and stick by those terms as the law is on your side there. Meanwhile - going back to the the works the lender undertook. The works were consciously in breach of lease.  The lender hadn't remedied the breaches listed in the dilapidations notice.  They destroyed the property.  The trustees compiled all evidence.  The freeholders lawyers then served a forfeiture notice. This notice started a different legal battle. I was acting for the freeholders against what the lender had done on my behalf as leaseholder.  This legal battle took 3y to resolve. Again, order them to revert it as they didn't have permission to do the works, or else serve an S146 notice for breach of the lease. The simple exit would have been for lender to sell. A simple agreement to remedy the breaches and recompense the freeholders in compensation - and there's have been clean title to sell.  That option was proposed to them.   This happened by way of mediation for all parties 2y ago.  A resolution option was put forward and in principle agreed.  But immediately after the lender lawyers failed to engage.  A hard lesson to learn - mediation cannot be referred to in court. It's considered w/o prejudice. The steps they took have made no difference to their ability to sell the property.  Almost 3y since they finished works they still haven't sold. ** ** I followed up some leads myself.  A qualified cash buyer offered me a substantial sum.  The lender and receiver both refused it.   I found another offer in disclosure.  6 months later someone had apparently offered a substantial sum via an agent.  The receiver again rejected it.  The problem of course was that the agent had inflated the market price to get the business. But no-one was or is ever going to offer their list price.  Yet the receiver wanted/wants to hold out for the list price.  Which means 1y later not only has it not sold - disclosure shows few viewings and zero interest.  It's transparently over-priced.  And tarnished. For those asking why I don't give up - I couldn't/ can't.  Firstly I have fiduciary duties as a trustee. Secondly, legal advice indicates I (as leaseholder) could succeed with a large compensation claim v the lender.  Also - I started a claim v my old lawyer and the firm immediately reimbursed some £s. That was encouraging.  And a sign to continue.  So I'm going for compensation.  I had finance in place (via friend) to do a deal and take the property back off the lender - and that lawyer messed up bad.   He should have done a deal.  Instead further years have been wasted.   Maybe I only get back my lost savings - but that will be a result.   If I can add some kind of complaint/ claim v the receiver's conscious impropriety I will do so.   I have been left with nothing - so fighting for something is worth it. The lender wants to talk re a form of settlement.  Similar to my proposal 2y ago.  I have a pretty clear idea of what that means to me.  This is exactly why I do not give up.  And why I continue to ask for snippets of advice/ pointers on cag.  
    • It was all my own work based on my previous emails to P2G which Bank has seen.
    • I was referring to #415 where you wrote "I was forced to try to sell - and couldn't." . And nearer the start in #79 .. "I couldn't sell.  I had an incredibly valuable asset. Huge equity.  But the interest accrued / the property market suffered and I couldn't find a buyer even at a level just to clear the debt." In #194 you said you'd tried to sell for four years.  The reason for these points is that a lot of the claims against for example your surveyor, solicitor, broker, the lender and now the receiver are mainly founded in a belief that they should have been able to do something but did not. Things that might seem self evident to you but not necessarily to others. Pressing these claims may well need a bit more hard evidence, rather than an appeal to common sense. Can you show evidence of similar properties, with similar freehold issues, selling readily? And solid reasons why the lender should have been able to sell when you couldn't.
  • Our picks

    • If you are buying a used car – you need to read this survival guide.
      • 1 reply
    • Hello,

      On 15/1/24 booked appointment with Big Motoring World (BMW) to view a mini on 17/1/24 at 8pm at their Enfield dealership.  

      Car was dirty and test drive was two circuits of roundabout on entry to the showroom.  Was p/x my car and rushed by sales exec and a manager into buying the mini and a 3yr warranty that night, sale all wrapped up by 10pm.  They strongly advised me taking warranty out on car that age (2017) and confirmed it was honoured at over 500 UK registered garages.

      The next day, 18/1/24 noticed amber engine warning light on dashboard , immediately phoned BMW aftercare team to ask for it to be investigated asap at nearest garage to me. After 15 mins on hold was told only their 5 service centres across the UK can deal with car issues with earliest date for inspection in March ! Said I’m not happy with that given what sales team advised or driving car. Told an amber warning light only advisory so to drive with caution and call back when light goes red.

      I’m not happy to do this, drive the car or with the after care experience (a sign of further stresses to come) so want a refund and to return the car asap.

      Please can you advise what I need to do today to get this done. 
       

      Many thanks 
      • 81 replies
    • Housing Association property flooding. https://www.consumeractiongroup.co.uk/topic/438641-housing-association-property-flooding/&do=findComment&comment=5124299
      • 161 replies
    • We have finally managed to obtain the transcript of this case.

      The judge's reasoning is very useful and will certainly be helpful in any other cases relating to third-party rights where the customer has contracted with the courier company by using a broker.
      This is generally speaking the problem with using PackLink who are domiciled in Spain and very conveniently out of reach of the British justice system.

      Frankly I don't think that is any accident.

      One of the points that the judge made was that the customers contract with the broker specifically refers to the courier – and it is clear that the courier knows that they are acting for a third party. There is no need to name the third party. They just have to be recognisably part of a class of person – such as a sender or a recipient of the parcel.

      Please note that a recent case against UPS failed on exactly the same issue with the judge held that the Contracts (Rights of Third Parties) Act 1999 did not apply.

      We will be getting that transcript very soon. We will look at it and we will understand how the judge made such catastrophic mistakes. It was a very poor judgement.
      We will be recommending that people do include this adverse judgement in their bundle so that when they go to county court the judge will see both sides and see the arguments against this adverse judgement.
      Also, we will be to demonstrate to the judge that we are fair-minded and that we don't mind bringing everything to the attention of the judge even if it is against our own interests.
      This is good ethical practice.

      It would be very nice if the parcel delivery companies – including EVRi – practised this kind of thing as well.

       

      OT APPROVED, 365MC637, FAROOQ, EVRi, 12.07.23 (BRENT) - J v4.pdf
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account closed then overdrawn


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My wife had an account with lloydstsb which she closed several months ago with a £0 balance, she surrendered her bank cards and thought that was that. Today she's had a letter saying her account is overdrawn by £265.57!!!

 

It seems there is a £250 overdraft and they want £15.57 to get back within the overdraft limit.

 

The letter goes on to threaten all sorts so she called the number on the letter giving the reference number only to be told that there is no such account, they went on to say that someone would call back to discuss the contents of the letter, needless to say no one rang back.

 

Is it at all possible that they can claim this money from her?

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NEVER EVER RING THESE PEOPLE!

 

Stay OFF the phone!

 

Who sent the letter? LTSB?

 

Forget the contents of their puerile missives, they dream up the contents in their little fantasy world they live in.

 

Keep everything in writing ONLY.

Start by entering the banks complaints procedure first, and check your wifes credit file and see if their is anything on there.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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Hi

It is not unknown for an account to be closed and then a payment or a charge re-opens it but in my opinion, Lloyds should have written to her or carried on sending statements. How on earth is she supposed to know otherwise.

 

I would be complaining and getting the detail of how this account was re-opened.

If you are asked to deal with any matter via private message, PLEASE report it.

Everything I say is opinion only. If you are unsure on any comment made, you should see a qualified solicitor

Please help CAG. Order this ebook. Now available on Amazon. Please click HERE

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Yes its TSB headed letter.

 

When she called she was told that the account number given on the letter does not exist so it hasn't been reopened according to that. This is the only letter or contact she has had from them since closing her account.

 

The letter says she will be unable to withdraw money until she pays the £15.57p directly to her branch.

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If the account doesn't exist then how on earth can she pay anything into it to use??

 

Ignore them and lodge that complaint, clearly they have a gremlin in the system and she owes nothing!

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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  • 3 weeks later...

Shes had another letter today threatening all sorts because she hasnt been in touch. Anyway she called up again to be told this time that her account wasnt closed properly and some payments went out and because of this, charges were added to her balance. They also said they intend to recover the amount outstanding. So it seems she surrendered her card, cheque book etc and closed the account with a £0 balance, someone didnt do their job properly so British Gas managed to debit some money and now theyre saying shes responsible and added charges for being overdrawn. They stated they will pass it to a debt collector before she put the phone down on them.

The letter says they will reduce the balance if she agrees a payment plan.

 

Any advise plz?

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Yep, the advice is stay OFF the phone.

NEVER talk to them over the phone, whatever they want to say can be committed in writing, UNLESS of course you're recording the calls?

 

Pass it to a DCA all they like, they still won't get paid.

 

Get onto their complaints procedure and exhaust it, then escalate it to the FOS for investigation.

Keep everything in writing,

never discuss this over the phone,

log all calls and silly letters they might send,

and complain to the enth degree, this is their own making.

 

Also keep an eye on your credit file, if any adverse data is placed on their then you may be able ot sue them for defamation.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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Thanks BB, as long as we are sure its their fault and we don't have to pay it then she will have the strength to fight it.

 

 

The only problem as I can see is she has no proof that she closed the account, just simply returned everything.

 

 

I will send in a complaint and see what happens.

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Just having a think here.

 

I think BCOBS should come into play here.

 

The account was closed then a payment was made from the closed account re-opening it.

 

Banks have a duty under BCOBS to treat customers fairly so by re-opening tha account and the account incurring charges without notice instead of refusing the DD which would have been fairer, the bank may be in breach of BCOBS.

If you are asked to deal with any matter via private message, PLEASE report it.

Everything I say is opinion only. If you are unsure on any comment made, you should see a qualified solicitor

Please help CAG. Order this ebook. Now available on Amazon. Please click HERE

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Yes good point SF, IMO it is definitely the bank at fault here, no grey area, they have messed up, they get to carry the can.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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I sent a letter to their collections dept who are sending these letters, it was quite sarcastic but did say "complaint" at the top, I also sent in an online complaint because I couldn't find the address to write to. The online form said they will telephone but they haven't. I told her if they did to ask if it was to say this has all been cancelled and if not then to tell them she's not talking to them and put it in writing then hang up.

 

Today she's had another demand which is exactly the same letter but the amount has gone up, interest I assume.

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Deal with this in writing ONLY, no phone calls nothing.

 

They say they will phone purely to fob you off and say things they would never say were it committed in writing.

 

Lloyds TSB, Customer Services, BX1 1LT. this is the address I found for LTSB, however I am not sure if this is correct regarding the recent breaking up of this bank?

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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I sent a letter to that address recorded delivery today, am also thinking of calling the FOS as their site says they will contact them on your behalf and make them aware. It seems to me theyre just ignoring us yet find it acceptable to keeps sending the threats and putting the amount owed up.

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She had a letter from TSB today basically saying tough!

They also said it's not their intention to threaten customers, so they threatened solicitors, court, debt collectors etc but they want to "treat customers fairly".

 

The letter said their records don't show that they've made a mistake and that we didn't say which branch she closed the account so they cant check, they didn't ask either.

So she went into a branch, closed the account, was given 6 odd pound balance in cash but they have no record.

They also said she used her card in July to withdraw £15 at Tesco, even though it was a new card which she hadn't activated.

 

I told her to call FOS and let them deal with it, they said even if it goes in the banks favour, the very worst they will do is send it to a debt collector, but they think once the bank finds out we sent it to FOS at a cost of £4-500 they will drop it just to try and recover £265.

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Well you have attempted to sort it out with the bank, they have refused/ignored any attempt to settle this amicably, therefore the only recourse open now is to pass it to the FOS.

BUT, I wouldn't hold out much hope as the FOS and the corrupt banking industry appear to be hand in glove, so don't be at all surprised when they find in the banks favour!

 

However, it will not mean all is lost, you can then complain to the FOS regarding their flawed/corrupt findings and if push comes to shove, set up a payment of £1 a month for the life of the debt.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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  • 3 weeks later...

If it was a DD or the like then you can bash the bank over the head for allowing a cancelled DD to go through. As for the charges, they should be cancelled as it was the bank's error that created them. You will need to get on to BG to sort out the miscreant DD and I would get the payment reversed by them whilst you are at it but clear what is owed to BG by another payment method

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If this is an ongoing issue I may be able to help somewhat.

Request your bank files an indemnity claim with the retailer, British Gas?

You may wish to speak to British Gas first, if you have paid them too much you would be in credit so they should be able to refund the additional payment. Explain you changed your details and shut the account however the bank didn't act on your request so the payment was not meant to be taken. If they don't honour this your bank have an obligation to request an indemnity from the company which would refund the payment on the basis it was not your intention to make it and it was a bank error.

So once your bank have filed the indemnity, or British Gas have returned the money, explain to the bank you want the fee's removing as it is not your error, rather their's. Do this in a complaint filed in branch in person or in writing (In my experience the PhoneBank service is great however lot's of people recommend not using the phone for correspondence, in which case you could record the call) and make sure they take details on the computer and possibly even escalate the complaint to a different department (Not guaranteed). You should get a reference number or confirmation of the complaint being recorded, at which point you can ask for an update to confirm it's been loaded.

They should refund the full amount of charges and make it known to the advisor you want to shut it their and then as soon as the balance is back at £0.00, without you putting a penny in.

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Thanks for the comments, I think this has now gone to the next stage.

 

 

 

 

My wife contacted FOS who said they will write to TSB and then contact her, in the meantime she gets a letter from Lloyds saying since she hasn't agreed to pay it back its going to a debt collector. She called FOS who said that was strange and they think that since TSB and Lloyds are now separate banks that they must be arguing who owns the account, so they are now going to write to TSB again and ask them what theyre playing at.

 

 

Anyway this morning Moorcroft have written to her asking for payment before 'further action'

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If they don't own the debt then they can take no legal action, only the original creditor is able to take legal action.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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This is exactly why you need to ignore Moorcr@p, they have very little knowledge of the accounts, I still fail to see why these creatures would ever be employed by anyone.

 

Deal direct with the bank, start their complaints process.

Who ever heard of someone getting a job at the Jobcentre? The unemployed are sent there as penance for their sins, not to help them find work!

 

 

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